I hope to share an update on this soon.

To update the thread and anyone interested, i have talked with probably 20 banks/credit unions/Hard Money lenders.

Sounds like that Metro Housing owner packet should updated. 

What are you opinión of this deal: bought home for 410k, fha with 6% seller concession.The home is a live and flip deal. 4bed, 1 bathroom. 1500Sq ft cape, roof is mid life, no foundation issues, no oil tank issue, no furnace issues Renov 48k ( on a personal loan) ( New kitchen, second bathroom, landscaping, fencing, repair existing bathroom, New flooring, paint the inside, replace two window, repair deck, putca couplecof gutters,, update electrical panel, New major appliances)With the current market in my area ARV 560K (iam in upstate ny) Should I keep for 2yrs or refinance and rent this out?

Here is a calculator to figure the tax. https://smartasset.com/investi...If you are planning on living in the home before or while updating it then there would be no capitol gains (I think).Here is what I found with a simple google search.The Rules Of Primary ResidenceIf you own one home and live in it, it’s going to be classified as your primary residence.

Ideally I would like the property to be in good standing condition and am OK if it's in need of cosmetic updates.

The time it takes to set up a vacation rental is the most lengthy but after it's all done it's just a bit of maintenance for guest comms, updating pricing, etc. 

What do you use for a source to get updated vacancy rates for a specific city or even neighborhood? 

I will spend 2-4 weeks over the next 2 months at the property doing updates and refurbishing the property.

Most of my units are maintained with several units with major updated renovations.